Model valuation£417,0008 Busby Close
Local market context
12a, Avon Close, Watford, WD25 0DN
1 planning record
Estimated value
£300,000
- Since the 2004 sale (£155,000)+94%
- Against WD25 0DN's recent median (£505,000)-41%
Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 1st
Habitable rooms
3
From EPC
Floor area
55 m²
592 sq ft
Energy rating
C
Score 71
Council tax
Band C
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£300,000
- Against its 2004 sale (£155,000)+94%
- Against WD25 0DN's recent median (£505,000)-41%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12a is modelled from its 55 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD25 0DN. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
55 m² from the EPC lodged in September 2014
Sales of this home
2 sales recorded, the latest in 2004
Recent sales in WD25 0DN
5 sales, median £505,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
12a has more than doubled in price since the earliest registered sale in 1996.
Sales timeline
9 August 2004Most recent
£155,000
+176.8%over 7 years28 November 1996
£56,000
Median price across the last 5 sales in WD25 0DN: £505,000 (2025–2021).
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks Report.
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 12a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12a is a semi-detached house in Watford (WD25 0DN). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (September 2014) shows a C (score 71). When first surveyed in August 2014 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Good. The latest certificate is from September 2014, so improvements made since then won't be reflected.
It hasn't traded since August 2004, a hold of 22 years that's notably long for the area. Across 1996–2004, sale prices on this property compounded at 14.1% per year. Today's modelled estimate of £300,000 sits 93.5% above the 2004 sale of £155,000. One historical planning record sits against the property in 2013.
Before you decide
Everything you need to know about 12a
The true value, the hidden risks and the full sale history, in one report.
Pick your report · from £14.99
One time fee only - money back guarantee
The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
12a's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 14 Sept 2024
Current Certificate(1 of 2)
Sept 2014
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 14 September 2024
Property Improvements
Changes detected from historical EPC data
Sept 2014from Aug 2014
EPC improved fromD67toC71
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Planning history
Applications and permits filed against 12a, Avon Close, Watford, WD25 0DN, sourced from the PlanIt planning register.
1 application on record at 12a, Avon Close, Watford, WD25 0DN
1decisions27documents2nearby
- Nov 2013RenovationFullOutcome in report
Proposed dropped kerb to create vehicular access at front of property
- Documents
- 27 docs on file
- Reference
- 13/01004/FUL
Unlock 12a, Avon Close, Watford, WD25 0DN's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 2 notable nearby
- The 27 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Avon Close homes
Four headline reads against 11 similar flats on this street, drawn from the latest EPC and Land Registry data.
12a outperforms the street on years held by a wide margin.
Price per m²
£2,818
Street avg £3,535
Floor Area
55 m²
Street avg 54 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.9 t/year
Street avg 2.4 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Watford district page.
Rail-style transport is unusually close for this postcode.
Crime
214/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
St Albans Road — bus stop.
Closest school
0.7 km
The Grove Academy. 24 schools nearby.
Nearest schools
- The Grove AcademyPrimary651m
- St Catherine of Siena Catholic Primary SchoolPrimary983m
- Kingsway Junior SchoolPrimary1.0km
- Future Academies WatfordSecondary1.1km
Nearest stops
- St Albans RoadBus stop114m
- Rochester DriveBus stop184m
- First AvenueBus stop239m
- First AvenueBus stop240m
Most reported crime locally
- Violence & Sexual Offences1,012 reports36%
- Anti-social Behaviour559 reports20%
- Other Theft357 reports13%
- Vehicle Crime216 reports8%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around WD25 0DN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.4dB
Night-time· 23:00 – 07:00
45.3dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 2 HomeBuyer Report
Mid 20th century1st Floor MaisonetteEPC C
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £545 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 12a is modelled from its 55 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD25 0DN. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 2 sales are recorded for 12a. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 12a was lodged in September 2014 at band C and expired in September 2024, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 12a. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 13 months, which places each incident at an approximate point. The 24 schools and 30 stops listed are measured in a straight line from WD25 0DN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12a is in council tax band C. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 12a, Avon Close, Watford, WD25 0DN. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in WD25 0DNSold prices, values and energy ratings for the postcode
- WD 25 property marketPrices, postcodes, schools and transport across the district
- 12a, Avon Close, Watford valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales